JORDAO PROPERTY ±106.00 RIPARIAN IRRIGATED CROPLAND Located at: 7505 Hogin Road Crows Landing, Stanislaus County, CA 95313 APN s 057-026-009 & 057-026-008 Offered for $2,438,000 ($23,000/Acre) Presented By: Edwards, Lien & Toso, Inc. CA BRE Corporate License # 01527052 Agricultural Appraisers & Brokers 8408 N. Lander Avenue Hilmar, California 95324 (209) 634-9484
LOCATION AND ACCESS Property is located 8 miles southwest of Turlock and 7.5 miles west of Hilmar at 7505 Hogin Road. It is physically situated at the northwest corner of August and Hogin Roads, Crows Landing, Stanislaus County, CA. Access to the subject property is via Hogin Road, which provides year round access. This road is paved with two lanes, and is county and state maintained with no curbs, gutters, or sidewalks. SIZE, SHAPE, TOPOGRAPHY AND ELEVATION Property is 106 assessed acres and is irregular in shape forming along the east bank of the San Joaquin River. Topography is generally level with an elevation estimated at ±55 feet above mean sea level, according to the official USGS map. Properties in the general vicinity are similar in comparison based on the provided USGS Topography map. UTILITIES AND SERVICES The property has typical rural utilities and services available. On-site utilities consist of electrical service provided by TID (Turlock Irrigated District) and telephone service provided by the local carrier. There are no urban sewers or water services available to the property. Police and fire protection are provided by county agencies. Garbage collection and propane services are available from various private companies. ZONING AND TRENDS Property is located in an area typically devoted to long-term agricultural use. The property is zoned for agricultural use and is not located within the sphere of influence of any city or rural community. The current zoning designation for the subject parcel is A-2-40. This zoning provides for agricultural use with a 40-acre minimum parcel size. The current agricultural use of the subject property (as irrigated cropland) complies with the current zoning designation and general plan for Stanislaus County.
FEDERAL FLOOD HAZARD Property is located within Special Flood Hazard Zone A. This determination is according to the FEMA Federal Insurance Rate Map, Stanislaus County, Community Panel No. 06099C 0800 E, dated 9/26/2008 and Panel No. 06099C0770E, dated 9/26/2008. Special Flood Hazard Zone A is defined as areas subject to inundation by the 1% annual chance flood. No base flood elevations determined. Flood map is attached. SOIL DETAILS Soils found on the property were classified by the Natural Resources Conservation Service (NRCS) using the mapping tools found on the USDA s Web Soil Survey website. The property map noting specific soil locations throughout the subject property can be found within the attached sails maps and are shown in the following chart: ( ) % of PROPERTY MAP SYMBOL SOIL TYPE CAPABILITY UNIT 49% CsB Columbia soils, channeled, 0-8% slopes 3 30% TcA Temple loam, overwashed, slightly saline 0-1% slopes 2 21% TeA Temple silty clay, slightly saline, 0-1% slopes 3 Soil survey rates soils according to capability class. Capability classes show, in a general way, the suitability of soils for most kinds of crops. Soil capability classes are grouped by numbers 1 to 8, according to their limitations. As the number increases, it indicates progressively greater limitations and narrower choices for use. The Columbia series consists of very deep, moderately well drained soils, with medium runoff, moderately rapid permeability, formed in alluvium from mixed sources. These soils are on flood plains and natural levees and have slopes of 0 to 8 percent. These soils are used for irrigated hay, small grain, and orchard and row crops. The Temple series consists of (minimal) Humic Gley soils developed from stratified moderately coarse and moderately fine textured predominantly granitic alluvium. They occur on nearly level to depressional recently deposited floodplains under moisture living grass and herbaceous vegetation. General drainage is poor to somewhat poor (imperfect). Surface runoff is very slow; permeability is moderately slow to slow. Soils are subject to overflow during seasonal flood periods where not protected by levees. Generally high water tables are present. Where adequately drained and protected from overflow, these soils are productive and used mainly for grain, alfalfa, and cotton. Reference the Soils Map found in the Addendum, noting specific soil locations throughout the property. Detailed soil descriptions are retained in the appraisal office.
WATER SOURCE, DISTRIBUTION & COST Exclusive irrigation water source is riparian from the San Joaquin River. There are two river pumps on pontoons on the river, west of the levee, off the northwest corner of the property. Electric motors on the pump units are 30 & 50 HP. Pump units and the main pipeline are shared with the property to the east along the east side of Hogin Road. Irrigation water is flood distributed through concrete pipelines in which irrigation water is distributed through alfalfa valves. Estimated water costs are $75 per acre which includes all forms of depreciation, stand-by-charges and pumping costs. AGRICULTURAL PRESERVE DESCRIPTION According to Merced County, the subject parcel is enrolled in the Agricultural Preserve program (Williamson Act). DETAILS OF PRESENT LAND USE & PRODUCTIVITY Property consists of two assessor s tax parcels totaling 106 acres. Property is primarily devoted to irrigated field/row cropland. It is surrounded by similar use properties. For visual details refer to attached Aerial Plat Map. The observed land uses and reported productivity of the property acreage are detailed as follows: Acres Comments ±101.00 Net acres devoted to irrigated field/row cropland. ±5.00 Acreage located within or along the San Joaquin River. ±106.00 Total Assessed Acres *This information was obtained from sources that are deemed reliable but are in no way guaranteed by Edwards, Lien & Toso, Inc., its Brokers or Agents. Prospective Buyers should check all facts to their own Satisfaction. This offer is subject to prior sale, price change, and/or withdrawal from the market.
MARKET AREA LOCATION MAP SUBJECT
SUBJECT SUBJECT ASSESSOR'S PARCEL MAP
Riparian Area Yard SUBJECT AERIAL / PLAT MAP River Pumps SUBJECT
SUBJECT PHOTOGRAPHS Cropland and Levee River Pumps Typical View of San Joaquin River Frontage Typical View of Riparian Area Yard Area Typical View of Property Along Hogin Road
SOILS MAP SUBJECT
TOPOGRAPHY MAP SUBJECT
FEMA FLOOD MAP
WETLANDS MAP SUBJECT